Market observations, preparation guides and relocation planning for buyers and sellers across the Black Hills.
What 2026 BAH actually buys around Ellsworth, how far each town sits from the Liberty Gate, and what the B-21 arrival in 2027 is already doing to the housing math.
September 12, 2026
SD Housing runs first-time buyer loans with built-in down payment assistance, a federal tax credit program, and more, all delivered through participating private lenders. Here is what each program actually offers and who qualifies.
September 8, 2026
South Dakota closes real estate through title companies, not attorneys. Here is who actually runs your closing, why you may see two title insurance policies, what the transfer tax costs, and what happens between contract and keys.
September 1, 2026
The rules for a second dwelling on your lot depend entirely on which county or city line it falls inside. Here's how ADU and zoning rules work across the Black Hills, and why a covenant and an HOA are not the same thing.
August 25, 2026
A verified directory of private and parochial K-12 schools, preschools, Head Start sites and licensed centers across the region, including where there are none.
August 22, 2026
Is there a Costco. Does DoorDash work. What internet can I get. How bad is winter really. The straight answers, from someone who lives here.
August 22, 2026
South Dakota has no state FAIR plan, so wildfire-exposed properties in the Black Hills are insured through the private market. Here's what underwriters look at, and how to reduce your risk before it becomes a closing-week problem.
August 18, 2026
Pennington, Meade, and Custer counties just adopted a brand new sales tax built to cut property taxes on owner-occupied homes. Here's how South Dakota's new county option works, what it costs at the register, and when the relief shows up.
August 17, 2026
Outside city sewer lines, a septic system is just infrastructure, not a red flag. Here's how permitting, mound systems, inspections, and costs work for first-time rural buyers in the Black Hills.
August 11, 2026
How South Dakota permits and regulates private wells, the water testing I recommend before closing, what FHA and VA loans require, and how to pull a well's history before you rely on it.
August 10, 2026
Why automated estimates disagree so much here, what a real comparative market analysis involves, and how pricing drives days on market.
August 9, 2026
No state income tax, assessments at market value, and one classification you must apply for after you buy. That last step is the one buyers miss most.
August 9, 2026
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The fastest way to reach me is the phone. Call or text 605-490-2040 and you will get me or a call back, usually the same day. If writing is easier, send a note and tell me what you are working on.